My wife and I are hoping to buy a 1 bedroom flat in Thames Ditton with a mortgage. We have a Thames Ditton lawyer, however the lender says she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or continue with our Thames Ditton property lawyer as well as pay for one of their panel firms to act for them. We regard this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Thames Ditton conveyancing solicitor to apply to be on the conveyancing panel.
I have a decision in principle. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to use their panel lawyer as I would much rather instruct a specialised conveyancing solicitor in Thames Ditton?
You should check but the the probability is that appoint one of their panel lawyers should you want the "fee-free" incentive. Contact the bank and see if they allow a cash alternative. Some mortgage companies have previously offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Thames Ditton.
What does a local search reveal about the house we're purchasing in Thames Ditton?
Thames Ditton conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company for example Searches UK The local search is essential in every Thames Ditton conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search should supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic headings.
My husband and I are FTB’s - agreed a price, but the agent informed us that the owners will only issue a contract if we instruct the agent's preferred lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a family solicitor accustomed to conveyancing in Thames Ditton
It is improbable the vendors are behind this. If they desire ‘a quick sale', taking such a hostile approach to a serious purchaser is likely to cause more damage than good. Contact the sellers directly and make the point that (a)you are motivated purchasers (b)you are ready to go, with finances in place © you do not need to sell (d) you wish to move quickly (e)but you are going to instruct your preferred Thames Ditton conveyancing lawyers - not the ones that will provide their negotiator at the agency a referral fee or achieve conveyancing thresholds set by head office.
I've found a house that seems to be perfect, at a reasonable figure which is making it more attractive. I have just been informed that the title is leasehold rather than freehold. I would have thought that there are issues purchasing a leasehold house in Thames Ditton. Conveyancing solicitors have not yet been instructed. Will they explain the issues?
Most houses in Thames Ditton are freehold and not leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are purchasing in Thames Ditton in which case you should be looking for a Thames Ditton conveyancing solicitor and check that they are used to dealing with leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions such as obtaining the landlord’sconsent to conduct alterations. You may also be required to pay a contribution towards the maintenance of the communal areas where the house is part of an estate. Your solicitor should report to you on the legal implications.
I have tried to negotiate informally with with my landlord for a lease extension without success. Can one make an application to the Leasehold Valuation Tribunal? Can you recommend a Thames Ditton conveyancing firm to represent me?
in cases where there is a absentee freeholder or if there is disagreement about what the lease extension should cost, under the relevant legislation it is possible to make an application to the Leasehold Valuation Tribunal to make a decision on the premium.
An example of a Lease Extension decision for a Thames Ditton flat is Flat D 15 Claremont Gardens in September 2013. TheTribunal determined in accordance with section48 and Schedule13 of the Leasehold Reform,Housing and Urban Development Act 1993 that the premium for the extended lease should be fourteen thousand one hundred and eighty seven pounds (£14,187.00) This case affected 1 flat.
Living abroad it is not practicable to travel my Thames Ditton conveyancing lawyers office to sign documents for conveyancing in Thames Ditton – will this be problematic?
You need not be concerned. Thames Ditton conveyancing lawyers can undertake conveyancing transactions for clients nationwide. You are unlikely to be required to visit a Thames Ditton conveyancers office. Almost all conveyancer can undertake all communications remotely from their Thames Ditton office.